Where in Austin
What's the all-time neighborhood in Austin? Equally with almost everything in life, it depends on what yous're into—and what you can afford.
Some of the questions are easy to answer: Are you renting or buying? Where practise you work, go to school, or both? How much do you hate (or honey) driving? Do public schools gene into your decision? Do yous prefer nightlife, dwelling house life, a mix, or something else? How important are things similar greenish infinite and the general landscape?
Other issues are more than circuitous. Neighborhoods can exist sensitive, organic entities, highly afflicted by the congenital and natural environments as well as by who lives there—and who leaves.
In that location's no denying that Austin is booming. Transplants continue to motion hither in record numbers, home sales are off the charts, inventory is low, and the rental market is tight. At the aforementioned fourth dimension, some longtime Austinites, overwhelmed past the transformation of their neighborhoods or just seeking a change, are on the move.
That'south why we picked seven neighborhoods to consider right now. They offer a variety of things—affordability, adept schools, walkability, civilities, character, new homes, sometime homes, and so on—and some are undiscovered gems that aren't usually acme of mind when one thinks of Austin. What follows is a whirlwind bout—merely to get you started.
North Loop
The draw: It's like 1992, but with better pizza
Like neighborhoods: Hyde Park; Skyview; Highland
The vibe: Liberal; funky; down-to-world; energetic
Formerly beneath the flight path for the old Austin aerodrome, N Loop has maintained a mix of its original working-grade character and that of the maverick cohort that moved in that location because the noise (and shut-upwardly sightings) of plane engines overhead made rents low.
N Loop'south defining feature is its namesake street, which winds through the heart of the neighborhood. The small commercial stretch—codification at some signal as the North Loop IBIZ District—contains a number of surprisingly long-lived local vintage and tape stores, coffeeshops, bars, restaurants, and such requisite oddities equally the quirky convenience store, the anarchist bookshop, and the women-endemic adult-toy store. A bit more than low-key and less expensive than the equally tight-knit and neighborhood-proud Hyde Park to its south, North Loop has walkability and leafy streets in common.
Buyers volition find small-scale, traditional homes originally built in the 1940s—some remodeled or replaced by (usually) appropriately scaled contemporaries. (Small lots keep the neighborhood'due south scale intact.) A mix of older and new multifamily complexes is scattered on the busier streets and corridors. North Loop homes sold for a median price of around $420,000, with median price for current listings at $491,950, according to numbers from listings site Zillow. Not bang-up, only better than that of many newer cardinal neighborhoods. Rentals are withal relatively common in the expanse, with students, workers, and families renting apartments and houses alike, averaging $ane,561 per calendar month (latest rental reports put Austin'south median hire for a one-sleeping accommodation at $1,192 for an apartment and $1,470 for a ii-bedchamber). The current influx of locally loved restaurants and bars combined with North Loop's stalwart quirkiness make information technology a magnet for seekers of ever-elusive Austin authenticity.
Cherrywood
The draw: A special detect, hidden in patently sight—pretty, quirky, and fun
Similar neighborhoods: Maplewood; Delwood; Delwood ii; Chestnut
Vibe: Laaaaaiiiid dorsum
With its gigantic shade trees, winding streets, and French identify names (and so many that information technology's sometimes called French Place), East Austin's Cherrywood has a slightly Southern vibe. Originally a hodgepodge of very small communities built between the 1930s and 1950s, it came together equally a bona fide neighborhood in the 1980s. You'll observe bungalows and other small-scale, woods-frame homes; Craftsman-style houses large and small; and one- and two-story stucco homes, many originally built for families of returning soldiers later Earth War Ii. Median home price concluding twelvemonth was $452,500.
Being located simply due east of the University of Texas campus, it's pop with students ready to escape the campus surface area political party scene but still not be surrounded past uptight authority figures. Still, there fewer rentals than yous'd expect, most of them concentrated on the edges of the neighborhood and running from around $900 to $ane,600 per month for one-bedrooms, with the proverbial cute little bungalows renting from $2,500 to $3,000 per month.
Proximity to the school also brings UT faculty and workers; there are professionals, retirees, creatives, and service workers in the mix. Some of the latter work at the restaurants and bars that have built upwardly along Manor Road and East 38-i/two Street. It's too convenient to two or three major grocery stores, depending on whether yous count the Mueller HEB.
Somewhat overlooked (and downplayed by residents non wanting to mess with a practiced thing), Cherrywood is one of the few remaining primal neighborhoods east of the highway that has maintained a residential core with like shooting fish in a barrel walkability to lively corridors. That, along with the fact that it has kept many of its mannerly bungalows and other older homes intact, makes information technology attractive to artists, students, creatives, and anyone looking for an alternative to other, overheated parts of East Austin. With a stiff sense of community, Cherrywood has a skilful shot at keeping its nature intact.
S Menchaca
The draw: 78745 is the new 78704
Similar neighborhoods: Garrison Park; Westgate; West Congress; Eastward Congress
Vibe: Through being cool
Austinites onetime and new, priced out of the parts of South Austin closer to downtown or just tired of the touristy scene that has overtaken those locales, are finding community and hometown friendliness, much lower home prices, and a less hectic pace by moving just a little farther south. Due south Menchaca is one of the neighborhoods attracting such seekers; it'due south close to those attractions when the mood hits, and more low-central, neighborly bars and shops are popping up all around—places such equally the nearby, recently opened M in East Congress and soon-to-open up St. Elmo Market,
While these changes are making the neighborhood increasingly walkable, it'southward too like shooting fish in a barrel to hop on major freeways and thoroughfares should the need arise. South Menchaca is home to Austin Customs College's due south campus and not far from old-school Austin mainstays—some of which are office of the flying south—like Terminate of an Ear record store, Uncommon Objects vintage shop, and the Cathedral of Junk. For more practical needs, there'southward a strip mall circuitous containing a theater, a big Central Market, and much more retail in Westgate, just a neighborhood abroad.
The housing stock in Menchaca is small-scale, densely spaced, single-family homes dating from the 1950s to the present, although at that place are some flat complexes in the mix. Ranch-fashion homes are also fairly common. Prices are essentially lower than those in the northern southward, so to speak: Average home toll terminal calendar month was $358,383. While young couples and families are increasingly ownership in the area, at that place are nonetheless quite a few single-family homes for hire—a 3-bedroom firm renting for $1,850 per calendar month, for case.
North Academy
The draw: All-ages ambience and compact walkability
Similar neighborhoods: Heritage; Hancock; Hyde Park
The vibe: Pastoral; historic; quiet; cool-kid and grad-student undercurrents
While its proximity to the University of Texas campus might non be to everyone'southward liking, N University's riches both contain and get across that association. It's sometime-school Austin in an almost literal sense, home to generations of academics and their families under the watchful center of UT.
It also features some of Austinites' favorite java shops, restaurants, and confined, in addition to Wheatsville Nutrient Co-op. The bluff at the south end of of the neighborhood, where Scottish Rite Dormitory and Kirby Hall school look downwardly into the big oaks and rough-hewn structures of Hemphill Park (the latter courtesy of the Depression-era Works Progress Administration), feels a fleck like the countryside it in one case was. On the neighborhood's south side is the tiny Aldridge Place Celebrated District, a subdivision dating to 1910, where a large percent of the original vernacular homes date to the 1920s.
Domicile prices—with a median around $409,000, though they can range upwardly to the millions—are yet reasonable for the city, despite its convenience to UT, downtown, and so many reliable local businesses. In addition to the home styles establish in Aldridge Place, North University offers a multifariousness of pocket-size and medium-sized ane- and two-story forest frame houses and bungalows, many of them Craftsman-style, as well as celebrated houses that are cute and substantial without being grand.
Existence nearly the school, North University naturally has rentals of all kinds in abundance, most lower than or at Austin'due south median rents ranging from the high $800s for i-bedrooms to $6,000 to $7,000 per month for a pretty boss, freestanding dwelling. Northward University blends a settled-in, comfortable-with-itself feeling with an academic composure—a blend that seems to resonate more and more than every bit the city grows busier and louder.
J.Due west. Smith'due south Western Oaks
The draw: The sugariness side of bourgeoisie—green, friendly, and reasonably priced
Like neighborhoods: Circle C; Oak Hill
The vibe: Family-oriented; outdoorsy; wholesome
Not to be dislocated with the Village at Western Oaks, J.West. Smith'south Western Oaks is a small suburban enclave developed in the 1970s. Developer and builder Smith took pride in putting his name on every dwelling house he constructed and said things like "Any abode worth edifice is worth building right." The result is a 361-home subdivision that, with the exception of modest areas developed in the 1980s and '90s, is ranch-style sky—no McMansions!—with its most characteristic homes backing to a greenbelt.
The Southwest Austin enclave is a family neighborhood in an one-time-fashioned, high-quality way; you can look wide, cycle-friendly streets, lots of green space, and piece of cake access to a Whole Foods, Torchy'southward, and P. Terry's Burger Stand, as well as a 24-Hour Fitness, a Golden's Gym, and Pure Yoga near the upscale Shops at Arbor Trails. There's a community park-and-play with tennis courts, a playground, a puddle, a basketball game court, and a baseball field, and a city library branch lies just west of the subdivision.
Western Oaks offers the blindside-for-buck ratio you'd expect from more remote neighborhoods: A large, built-to-terminal dwelling house in the neighborhood sold recently for $506,000. Rentals are rare, but there is a iii-bedroom home open for $1,999 per month right now. The neighborhood's small-scale size means information technology's in demand, specially for families in search of a suburban experience in the city. Community bonds are strong, and would-be buyers should take some time getting to know the ins and outs of the agile neighborhood clan—and be prepared to expect for a property to become available.
Crestview
The depict: Small-town vibe; big-city conveniences
Like neighborhoods: Allandale; Brentwood; Rosedale
The vibe: Midcentury destination for the 21st century
Crestview and next neighborhoods Brentwood and Allandale are in some ways the aforementioned neighborhood—all are former farmland in north central Austin that was developed between the 1940s and 1960s. This lineage offers a current-24-hour interval version of the postwar/Atomic Age subdivisions they've been all along—suburbs in the city.
With the exception of recent contemporary builds, homes are small- to medium-sized, most frequently 1950s ranch-style houses. The 2019 median habitation sales price is $745,447. In that location are plenty of rentals, especially full-bodied around the master corridors that form its boundaries; boilerplate rent is $1,385, with current prices ranging from effectually $1,000 to upward of $3,000 per calendar month.
Crestview is particularly pocket-size and walkable or bikeable to local businesses, including restaurants and pubs—likewise as its iconic neighborhood grocery shop; it's bordered on three sides by commercial corridors in the process of revival. It'due south also not far from the under-construction FC Austin Major League Soccer stadium, which is driving ancillary function and mixed-use construction and sparking interest in the area among footy fanatics. There are all sorts of civilities on offer, including Capital MetroRapid charabanc lines and a MetroRail stop on Due north Lamar Boulevard. Neighbors are friendly, the customs is close, and it's a magnet for immature professionals and families who want a slightly quieter life than downtown but nonetheless crave an urban feel.
Windsor Park
The draw: Reasonably priced; close to Mueller; sweetness parks; plentiful trees
Similar neighborhoods: University Hills; Delwood two
The vibe: Unpretentious; diverse; cocked-eccentric
Windsor Park was developed in the 1950s and, like Northward Loop, suffered for a time nether the sound and shadow of Austin'southward Mueller aerodrome. While the drome closed in 1999 and has since been developed into a popular mixed-employ customs, Windsor Park's renaissance took a while, which turned out to be a good thing.
The small homes along its winding streets are some of Austin's concluding bastions of middle-income affordability, housing a various mix of renters and owners—think workers, retirees, artists, and families. Homes are pocket-size, midcentury-modern ranches, many of them remodeled and upgraded since the 1950s and 1970s. And they're alluringly priced; median home sales is $385,000. Rentals are concentrated on the perimeter of the neighborhood, and median rent is $1,086. Quality can vary greatly, with new builds slowly replacing older, more affordable complexes.
Windsor Park is also close to burgeoning and amenity-filled Mueller without beingness in the path of its traffic and bustle. Parts of the neighborhood are hilly, verdant, and semi-rural. The major corridors, in contrast, accept a mix of businesses, some serving Spanish-speaking communities; don't miss Austin mainstays such as the Carousel Lounge and newer but similarly scruffy bars and coffeehouses such every bit Nomad and Corona Coffee.
Source: https://austin.curbed.com/2020/2/11/21079301/austin-best-neighborhoods-where-to-live
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